Los Angeles County property record for 2722 Frances Ave, La Crescenta, CA 91214
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2 ba · 1,768 sqft · built 1945 |
| Lot Size | 0.258 acres (11,224 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $6,686 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 5866-025-020 |
| Primary APN | 5866-025-020 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 8 Rooms |
| Stories | 1 Story |
| Building Area | 1,768 sqft Living Area |
| Year Built | Built 1945 |
|---|---|
| Effective Year Built | Effective 1959 |
| Architectural Style | Contemporary |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Composition Shingle |
| Lot Area | 11,224 sqft (0.258 acres) |
| Lot Dimensions | 185 ft deep x 60 ft wide |
| Heating System | Central |
|---|
| Street Address | 2722 FRANCES AVE |
|---|---|
| City | LA CRESCENTA |
| State | CA |
| Zip | 91214-2107 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LCR171/2 |
| Legal Description | TRACT NO 5394 NW 75 FT MEASURED ON NE AND SW LINES OF LOT 13 |
| Legal Subdivision | 5394 |
| Legal Tract | 5394 |
| Legal Block | 3 |
| Legal Lot Number | 13 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | PASADENA |
| Census Block Group | 3 |
| Census Block | 3002 |
| Census Tract | 300100 |
2722 Frances Ave is owner-occupied and held in a trust since October 2011.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 2722 FRANCES AVE, LA CRESCENTA, CA 91214-2107 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Family Trust |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Oct 15, 2011 |
| Transfer Doc | 0001748071 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 2722 Frances Ave was $6,686 with a homeowner's exemption.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Unified School District | Glendale Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $545,723 (+2%) Land $390,793 Building $154,930 | |
| 2025 | $6,686.00 Homeowner's exemption | $535,024 Land $383,131 Building $151,893 |
| 2023 | $6,122.00 (+5.12%) Homeowner's exemption | $514,250 Land $368,254 Building $145,996 |
| 2022 | $5,824.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2722 Frances Ave in Zone X, an area of minimal flood risk, though there have been 2 flood claims nearby since 2010.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 6 (20% premium discount) |
| Nearby Flood Policies | 7 in force |
| Nearby Flood Claims | 2 (2010–2018) |
| Claims Outside the SFHA | 2 of 2 |
| Most Recent Claim | Jan 2018 · other causes |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 2722 Frances Ave is high, ranking above 77% of the US, with a 0.3% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | High above 77% of the US · above 54% of California |
|---|---|
| Wildfire Likelihood | 0.3% annual chance |
| Exposure | Indirect within ember reach |
| Adjoins Burnable Land | Yes |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | CRESCENTA VALLEY CWD serves 28,162 people · EPA ID CA1910028 |
|---|---|
| Water Source | Purchased surface water from several systems |
| Lead | Under 1 ppb (2024–2026) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 656 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| AT&T Fiber · Fixed Wireless, DSL in parts of the area | 5,000 / 5,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 50 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: GeoLinks.
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